1025 N Tippecanoe #221 · San Bernardino, CA 92410

$178,000

1 bd · 1.0 ba · 708 sqft · Condo · 51 Days on market

Built 1987 Good condition Garage $251/sqft · 7% below area Est $191k · 7% under $334/mo HOA · 22% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +10.7/15.0
• Cash flow +5.9/30.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice 1 bedroom 1 bath with central air conditioning. Tenant occupied. Call for exciting details.

Key facts

• $334 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $178k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (13.4% below list).
• Recommended offer: $128k (28.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 59/100 on livability (#661 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A; Watch: employment D, crime F, cost of living F.
• San Bernardino City Unified (urban): math 27% / reading 40% proficiency, ranked #959 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bing Wong Elementary (625 students, 93% FRL); Curtis Middle (703 students, 95% FRL); Indian Springs High (1,901 students, 92% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 133 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,908 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.33%
• DSCR: 0.63
• GRM: 9.6

CMA / ARV

• ARV (median comp): $191,446
• List price: $178,000
• Delta: -7.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25160 Elmo	0.33mi	2/1.0 (+1)	730 (+3%)	5mo	$410,000	$562	70
7243 Conejo Dr	0.23mi	2/1.5 (+1)	540 (-24%)	0mo	$360,000	$667	57
2350 Osbun Rd #02	1.46mi	1/1.0	672 (-5%)	0mo	$170,000	$253	56
8035 Tippecanoe Ave	0.80mi	2/1.0 (+1)	728 (+3%)	5mo	$390,000	$536	52
1395 Sepulveda Ave	1.35mi	2/1.0 (+1)	740 (+4%)	2mo	$380,000	$514	51
1188 E 2nd	1.12mi	2/1.0 (+1)	752 (+6%)	3mo	$384,000	$511	47
1441 N Lugo	1.44mi	2/1.0 (+1)	864 (+22%)	1mo	$410,000	$475	34
488 E Gilbert	1.03mi	2/1.0 (+1)	842 (+19%)	1mo	$365,000	$433	34
537 E Trenton	1.10mi	2/1.0 (+1)	870 (+23%)	1mo	$426,000	$490	34
187 E Temple	1.34mi	2/1.0 (+1)	864 (+22%)	2mo	$380,000	$440	33
6864 Elmwood Rd	0.85mi	2/1.0 (+1)	856 (+21%)	3mo	$285,000	$333	33
8044 Michael Dr	0.90mi	2/1.0 (+1)	837 (+18%)	5mo	$385,000	$460	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.5% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.06×
• Total profit: $-46,688
• Equity at exit: $26,540

10-year hold

• IRR: -16.0%
• Equity multiple: -0.02×
• Total profit: $-50,949
• Equity at exit: $15,390

Cash invested: $49,840 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92410

• Home prices YoY: -9.7%
• Rents YoY: 5.5%
• Active inventory: 133
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,670/yr
• Insurance: −$74
• HOA: −$334
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-346

Break-even live

Break-even rent $1,980

Max offer price $127,908

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-285	+0% $-346	+5% $-408	+10% $-469
Rent	-10% $-468	-5% $-407	+0% $-346	+5% $-285	+10% $-224
Rate	-1.0pp $-257	-0.5pp $-301	base $-346	+0.5pp $-392	+1.0pp $-439

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,500
• Closing costs: $5,340
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1422 E 9th St San Bernardino, CA	2.0–3.0	1.0–2.0	873	$1,949	$2.23	4d	3	0.28mi
1410 Canyon Rd San Bernardino, CA	1.0	1.0	750	$1,250	$1.67	139d	1	0.61mi
1337 Valencia Ave Unit B San Bernardino, CA	—	1.0	650	$1,400	$2.15	120d	1	0.76mi
6991 Del Rosa Ave San Bernardino, CA	2.0	1.0	730	$1,800	$2.47	43d	1	0.80mi
8075 Sunnyside Ave San Bernardino, CA	—	1.0	400	$1,300	$3.25	49d	1	0.84mi
7663 Elm St San Bernardino, CA	1.0	1.0	700	$1,595	$2.28	27d	1	0.87mi
474 E Wabash St San Bernardino, CA	1.0–2.0	1.0–2.0	722	$1,395	$1.93	56d	4	0.97mi
7239 Sterling Ave San Bernardino, CA	2.0	1.0	600	$1,750	$2.92	113d	1	0.99mi
24731 Court St Unit c San Bernardino, CA	2.0	1.0	650	$1,750	$2.69	18d	1	1.00mi
363 E Gilbert St Apt 413 San Bernardino, CA	1.0	1.0	480	$1,250	$2.60	99d	1	1.10mi
363 E Gilbert St Apt 408 San Bernardino, CA	1.0	1.0	520	$1,250	$2.40	82d	1	1.10mi
363 E Gilbert St Unit 213 San Bernardino, CA	1.0	1.0	480	$1,250	$2.60	117d	1	1.10mi
938 E 2nd St Unit B San Bernardino, CA	1.0	1.0	600	$1,500	$2.50	24d	1	1.14mi
1775 E 20th St San Bernardino, CA	1.0	1.0	650	$1,695	$2.61	4d	1	1.23mi
2205 Lawrence Ave Unit 2207 San Bernardino, CA	1.0	1.0	578	$1,400	$2.42	57d	1	1.25mi
368 E 17th St Unit 7 San Bernardino, CA	1.0	1.0	550	$1,500	$2.73	139d	1	1.25mi
210 E Olive St San Bernardino, CA	1.0	1.0	700	$1,450	$2.07	98d	1	1.28mi
2373 N Alameda Ave San Bernardino, CA	—	1.0	400	$1,595	$3.99	7d	1	1.31mi
26030 E Baseline St San Bernardino, CA	1.0–2.0	1.0	788	$1,450	$1.84	139d	1	1.34mi
170 E Olive St Apt 1 San Bernardino, CA	2.0	1.0	700	$1,650	$2.36	34d	1	1.34mi
1447 Pumalo St E Unit 6 San Bernardino, CA	2.0	1.0	750	$1,600	$2.13	139d	1	1.35mi
273 18th St Unit 273 San Bernardino, CA	1.0	1.0	600	$1,500	$2.50	139d	1	1.42mi
187 E 15th St San Bernardino, CA	1.0	1.0	600	$1,295	$2.16	94d	1	1.43mi
2250 Valencia Ave Unit 677 San Bernardino, CA	1.0	1.0	500	$1,375	$2.75	139d	1	1.44mi
1283 N Sierra Way Unit 1283 San Bernardino, CA	1.0	1.0	571	$1,375	$2.41	85d	1	1.45mi
495 E 3rd St San Bernardino, CA	1.0–2.0	1.0–2.0	760	$1,788	$2.35	78d	3	1.45mi
495 E 3rd St San Bernardino, CA	1.0–2.0	1.0	710	$1,724	$2.43	0d	3	1.45mi
1291 N Sierra Way Unit 1291 San Bernardino, CA	1.0	1.0	571	$1,250	$2.19	120d	1	1.45mi
1594 Sepulveda Ave Unit C San Bernardino, CA	1.0	1.0	750	$1,650	$2.20	9d	1	1.46mi
1594 Sepulveda Ave Unit B San Bernardino, CA	1.0	1.0	750	$1,550	$2.07	9d	1	1.46mi
1287 N Sierra Way Unit 1287 San Bernardino, CA	1.0	1.0	571	$1,250	$2.19	139d	1	1.46mi
213 E 17th St San Bernardino, CA	1.0	1.0	484	$1,800	$3.72	120d	1	1.48mi
137 W Olive St Unit 3 San Bernardino, CA	1.0	1.0	590	$1,400	$2.37	94d	1	1.49mi

Property features AI

Finance

• Other: Community features include street lighting and storm drains
• HOA & community: Part of the Bordeaux associationMonthly association feeAssociation amenities include pool106 units in the community

Exterior

• Parking: One garage spaceOne parking space
• Utilities: Public sewerDistrict/public water
• Home design: CondominiumMulti-family buildingAttached unitTwo-story buildingEntry level 2 (front)
• Construction: No ADU
• Exterior features: Community poolLevel with street

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Central coolingCentral furnace heating
• Interior features: One-level unitFront entryAll bedrooms on main levelLiving room fireplace
• Laundry & utility: No in-unit laundry

HOA detail $334/mo · $4,008/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-05
   days on market $178,000 Active 51 DOM
2. 2026-09-04
   days on market $178,000 Active 50 DOM
3. 2026-09-03
   days on market $178,000 Active 49 DOM
4. 2026-08-31
   days on market $178,000 Active 46 DOM
5. 2026-08-30
   days on market $178,000 Active 45 DOM
6. 2026-08-29
   days on market $178,000 Active 44 DOM
7. 2026-08-28
   days on market $178,000 Active 43 DOM
8. 2026-08-27
   days on market $178,000 Active 42 DOM
9. 2026-08-26
   days on market $178,000 Active 41 DOM
10. 2026-08-25
    days on market $178,000 Active 40 DOM
11. 2026-08-24
    days on market $178,000 Active 39 DOM
12. 2026-08-23
    days on market $178,000 Active 38 DOM
13. 2026-08-22
    days on market $178,000 Active 37 DOM
14. 2026-08-21
    days on market $178,000 Active 36 DOM
15. 2026-08-20
    days on market $178,000 Active 35 DOM
16. 2026-08-19
    days on market $178,000 Active 34 DOM
17. 2026-08-18
    days on market $178,000 Active 33 DOM
18. 2026-08-17
    days on market $178,000 Active 32 DOM
19. 2026-08-16
    days on market $178,000 Active 31 DOM
20. 2026-08-15
    days on market $178,000 Active 30 DOM
21. 2026-08-14
    days on market $178,000 Active 29 DOM
22. 2026-08-13
    days on market $178,000 Active 28 DOM
23. 2026-08-12
    days on market $178,000 Active 27 DOM
24. 2026-08-11
    days on market $178,000 Active 26 DOM
25. 2026-08-10
    days on market $178,000 Active 25 DOM
26. 2026-08-09
    days on market $178,000 Active 24 DOM
27. 2026-08-08
    days on market $178,000 Active 23 DOM
28. 2026-08-06
    days on market $178,000 Active 21 DOM
29. 2026-08-05
    days on market $178,000 Active 20 DOM
30. 2026-08-04
    days on market $178,000 Active 19 DOM
31. 2026-08-03
    days on market $178,000 Active 18 DOM
32. 2026-07-31
    pricedays on market $178,000 Active 15 DOM
33. 2026-07-30
    days on market $182,000 Active 13 DOM
34. 2026-07-28
    days on market $182,000 Active 12 DOM
35. 2026-07-26
    days on market $182,000 Active 10 DOM
36. 2026-07-24
    days on market $182,000 Active 8 DOM
37. 2026-07-23
    days on market $182,000 Active 7 DOM
38. 2026-07-22
    days on market $182,000 Active 6 DOM
39. 2026-07-21
    days on market $182,000 Active 5 DOM
40. 2026-07-20
    days on market $182,000 Active 4 DOM
41. 2026-07-18
    days on market $182,000 Active 2 DOM
42. 2026-07-18
    remarks 96-char remark
43. 2026-07-18
    pricedays on marketlisting id $182,000 Active 1 DOM
44. 2026-07-13
    days on market $176,000 Active 74 DOM
45. 2026-07-13
    days on market $176,000 Active 73 DOM
46. 2026-07-11
    days on market $176,000 Active 72 DOM
47. 2026-07-10
    days on market $176,000 Active 71 DOM
48. 2026-07-09
    days on market $176,000 Active 70 DOM
49. 2026-07-07
    days on market $176,000 Active 68 DOM
50. 2026-07-06
    days on market $176,000 Active 67 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,500
• − Mortgage interest: −$9,971
• − Property taxes: −$2,670
• − Insurance: −$890
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − HOA: −$4,008
• − Depreciation: −$5,178
• Taxable loss: −$7,177
• Est. tax savings @ 24.0%: +$1,722
• After-tax cash flow: $-2,432/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $3,540–$10,620 screening

This one-bedroom condo is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor kitchen appliances — basic appliances
• Minor bathroom fixtures — basic fixtures

Value-add opportunities

• Both paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both update kitchen appliances — Modern appliances can increase both resale and rental value ↑
• Both update bathroom fixtures — Upgraded fixtures can boost both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Bing Wong Elementary Middle Curtis Middle High Indian Springs High

Schools (NCES district)

• District: San Bernardino City Unified
• NCES district ID: 0634170
• Math proficiency: 27% ▲ 1.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $39,758
• Composite: 30.8/100
• National rank: #11385
• State rank: #959 of 1400 in CA

D Composite livability gradescore 59/100

Livability — San Bernardino

• Score: 59/100
• State rank: #661
• US rank: #20479

Category grades

Amenities B- Commute A+ Cost of living F Crime F Employment D Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Bernardino, CA
• County: San Bernardino County · 2,300,329 people
• City population: 255,614
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 47,869
• Household income: $54,181
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 16% of renters

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Population outlook (San Bernardino County) Hauer SSP2

• Today (2025): 2,300,329 people
• By 2030: 2,378,907 · +3.4%
• By 2040: 2,523,137 · +9.7%
• By 2050: 2,642,388 · +14.9%
• By 2075: 2,880,769 · +25.2%
• By 2100: 2,909,436 · +26.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 12% Black 8% White 7% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Romanian 0%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 32% English-only · Spanish 65% Vietnamese 1%

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Political lean MEDSL · San Bernardino

• 2024 margin: Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
• All cycles: 2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.39%
• Current HPI: 504.0299
• Rent YoY: ▲ 5.50%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Property features AI

Finance

• Other: Community features include street lighting and storm drains
• HOA & community: Part of the Bordeaux associationMonthly association feeAssociation amenities include pool106 units in the community

Exterior

• Parking: One garage spaceOne parking space
• Utilities: Public sewerDistrict/public water
• Home design: CondominiumMulti-family buildingAttached unitTwo-story buildingEntry level 2 (front)
• Construction: No ADU
• Exterior features: Community poolLevel with street

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Central coolingCentral furnace heating
• Interior features: One-level unitFront entryAll bedrooms on main levelLiving room fireplace
• Laundry & utility: No in-unit laundry

Price history

+366.7% since first listed

23 events — show timeline

• 2026-07-16 Listed $182,000 CRMLS
• 2026-07-13 Listing Removed — CRMLS
• 2026-04-30 Listed $176,000 CRMLS
• 2026-04-27 Listing Removed — CRMLS
• 2026-04-02 Price Changed $179,000 CRMLS
• 2026-02-27 Price Changed $181,000 CRMLS
• 2026-02-02 Listed $189,000 CRMLS
• 2022-03-31 Sold (MLS) $176,000 CRMLS
• 2022-03-02 Contingent — CRMLS
• 2022-02-14 Listed $159,800 CRMLS
• 2022-02-14 Price Changed $159,800 CRMLS
• 2022-02-14 Coming Soon $170,000 CRMLS
• 2016-05-10 Relisted — CRMLS
• 2016-05-10 Price Changed $60,500 CRMLS
• 2016-04-30 Pending — CRMLS
• 2016-04-24 Sold (MLS) $60,500 CRMLS
• 2016-04-16 Price Changed $63,000 CRMLS
• 2016-03-25 Price Changed $67,000 CRMLS
• 2016-03-01 Listed $68,000 CRMLS
• 2009-08-21 Sold (MLS) $33,000 CRMLS
• 2009-08-04 Listing Removed — CRMLS
• 2009-07-18 Price Changed $37,000 CRMLS
• 2009-07-04 Listed $39,000 CRMLS